HomeMy WebLinkAboutPC Action Letter - Recommended Approval With Conditions 061522Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501 )371-4790 Fax: (501 )399-3435
June 15, 2022
Holloway Engineering
Roy Andrews
200 Casey Drive
Alexander, AR 72113
Re: File No. Z-5887-D
Little Rock Soccer Complex — PD-C
Dear Mr. Andrews:
Planning
Development
Building Codes
This is to advise you that in connection with your request concerning the above
referenced file number the following action was taken by the Planning Commission at
its meeting on June 9, 2022:
Approved with conditions.
X Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the Meeting.
Other:
This item will be forwarded to the Little Rock Board of Directors for final action. You or
your representative will need to be present at the Board of Directors meeting to
address any questions which may arise. The meeting date has tentatively been set
for July 19, 2022. The meeting begins at 6:00 pm and is held in the Centre at University
Park, 6401 West 12th Street. If you have any questions please do not hesitate to contact
me at 371-4792.
Respectfull
ll�onte Moore
Development Administrator
June 9, 2022
ITEM NO.: 8 FILE NO.: Z-5887-D
NAME: Little Rock Soccer Complex — PD-C
LOCATION: East Side of Embassy Suites Drive, South of Chenal Parkway
❑EVELOPER:
RTK Investments, LLC
West 12t" Street
Little Rock, AR 72211
OWNER/AUTHORIZED AGENT:
RTK Investments, LLC (Owner)
Roy Andrews (Agent)
Holloway Engineers
200 Casey Drive
Maumelle, AR 72213
(501) 851-3366 (A)
SURVEYOR/ENGINEER:
Holloway Engineers
200 Casey Drive
Maumelle, AR 72213
(501) 851-3366 (A)
AREA: 4.44 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 6 PLANNING DISTRICT: 11 CENSUS TRACT: 24.07
CURRENT ZONING: PCD
VARIANCEMAIVERS: None requested.
A. PROPOSAL REQUEST/APPLICANT'S STATEMENT:
The applicant is proposing to rezone the property at from PCD to PD-C to allow
the development of a two (2) phased indoor soccer facility with paved parking.
Phase 1 will include a 26,152 square foot facility with parking area. Phase 2 will
include an additional 25,856 square foot indoor soccer facility.
June 9, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-5887-D
B. EXISTING CONDITIONS:
The property is currently undeveloped and mostly wooded. The property
contains varying degrees of slope, primarily sloping downward from north to
south.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with the City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
Boundary street improvements are required on Embassy Suites Drive per
master street plan. Boundary street improvements shall include, but not be
limited to, reconstruction of one-half section of the abutting street if the
existing street is not up to city standards. Repair, replace, or extend existing
damaged, missing, and noncompliant curb and gutter, sidewalk, access
ramps or concrete driveway aprons within the public right-of-way adjacent to
the site. Remove abandoned driveway cuts and replace with curb, gutter, and
sidewalk. All work within the public right-of-way shall conform to City of Little
Rock Public Works Standard Details and ADA guidelines.
2. Dedicate 30 feet of right of way from roadway centerline of Embassy Suites
Drive per master street plan for a collector street.
3. Provide finished floor elevations (FFE) for all buildings on site plan and
grading and drainage plans.
4. A grading permit must be obtained prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Civil Engineering Private Development at 501-371-4817
or at 501-918-5348 or Permits P_littlerock.gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than'/2 acre, $200.00 for '/z to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
5. Any work involving one (1) or more acres of disturbed area requires a State
of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
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June 9, 2022
ITEM NO.: $ Cont. FILE NO.: Z-5887-D
6. Hauling of fill material on or off project sites over municipal streets require
approval prior to a grading permit being issued by the Department of Planning
and Development. Contact Public Works Traffic Engineering at 621 S.
Broadway 501-379-1805 with any questions or for more information.
7. Damage to public and private property due to hauling operations or operations
of construction related equipment from a construction site shall be repaired
by the responsible party prior to the issuance of a certificate of occupancy.
8. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. The as -built plans should contain information as
found on the City of Little Rock website at https:/Iwww.littlerock.-gov/city-
administration/cit -de artmentsl ublic-works/a lications-details-and-
manuals/. Provide the as -built plans and data entry template to Planning and
Development Dept., Civil Engineering Private Development by email to
csmith(@Iittlerock.gov and cc dwarner littlerock. ov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Dept., Civil Engineering Private Development at
501-371-4817 or at 501-918-5348 or email Permits Iittlerock. ov.
9. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as -built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
10. For final drainage report, sign, date, and seal the report per AR State Board
of Professional Engineers and Professional Surveyors rules Article 12,
Section B (1) (a).
11. Provide engineer's certification statement saying this drainage report was
conducted by yourself or directly under your supervision and attesting to the
accuracy of the information within this report.
12. Obtain Traffic Control permits prior to doing any street cuts or curb cuts.
Obtain Traffic Control permits prior to doing any work on city streets or in the
right-of-way. Contact Traffic Engineering at 501-379-1800 for more
information.
13. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
14. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Q
June 9, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-5887-D
15. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
16. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
17. Provide ADA accessible route from the public right of way to the proposed
development in accordance with 36 CFR Part 1191 Section F206.2.1, "... at
least one accessible route shall be provided within the site from accessible
parking spaces and accessible passenger loading zones, l'
sidewalks, and public transportation stops to the accessible building or
facility entrance they serve."
18. Contact Planning and Development Dept., Civil Engineering Private
Development at 501-371-4817 or at 501-918-5348 for inspections of any work
in the public right-of-way prior to placement of concrete or asphalt or for on -
site clarification of requirements prior to commencing work. Failure to do so
can result in removal of any improperly placed concrete or asphalt at the
expense of the owner or contractor.
19. Per City Rev. Code 31-210 (e) (2), minimum spacing from the property line
shall be one hundred twenty-five (125) feet to the proposed driveway.
20. Per City Rev. Code 29-99, stormwater detention for developments is required.
Provide stormwater detention infrastructure to satisfy this requirement.
E. UTILITIES/FIRE DEPAP.TMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: No comments received.
Enter : No comments received.
CenterPoint Energy: No comment.
AT & T: No comments received.
Central Arkansas Water: No comments received.
Fire Department:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
-19
June 9, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-5887-D
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix ❑ of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall
not exceed 10 percent in grade except as approved by the fire chief. If the grade
exceeds 10 percent, approval will be denied and the applicant must submit request
to be reviewed by Fire Chief for Approval.
Loadin
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet that
have a single approved fire apparatus access road when all building are equipped
throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
5
June 9, 2022
ITEM NQ.: 8 Cont. FILE NO.: Z-5887-D
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times
and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas
Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office
(Capt. Tony Rhodes 501- 918-3757, or Fire Marshal Derek N. Ingram
501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. BUILDING CODES1ANDSCAPE:
Building Code: Project is subject to full commercial plan review and approval prior to
issuance of a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner: Curtis Richey at 501.371.4724;
crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain littlerock.gov.
M.
June 9, 2022
ITEM NO.: 8 (Cont.) FILE NO.: 2-58$7-❑
Landscape:
1. Any new site development must comply with the City's minimal landscape
and buffer ordinance requirements.
2. A land use buffer six (6) percent of the average width / depth of the lot will
be required when an adjacent property has a dissimilar use of a more
restrictive nature. Properties to south are zoned R-2. As a component of all
land use buffer requirements, opaque screening, whether a fence or other
device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. A minimum of seventy (70) percent of the
land use buffer shall be undisturbed. In addition to the required screening,
buffers are to be landscaped at the rate of one (1) tree and three (3) shrubs
for every thirty (30) linear feet. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within
the landscape ordinance of the city, section 15-81.
3. Street buffers will be required at six (6) percent of the average depth of the
lot. The minimum dimension shall be one-half ('/2) the full width requirement
but in no case be less than nine (9) feet.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights -of -way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape
area. Provide trees with an average linear spacing of not less than thirty
(30) feet.
5. A perimeter planting strip is required along any side of a vehicular use area
that abuts adjoining property, or the right-of-way of any street. This strip
shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or
vines shall be planted for every thirty (30) linear feet of perimeter planting
strip.
6. Building landscape areas shall be provided at the rate equivalent to planter
strip three (3) feet wide along the vehicular use area. One (1) tree and four
(4) shrubs shall be planted in the building landscape areas for each forty
(40) linear feet of vehicular use area abutting the building.
7. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the
parking area(s). For developments with more than one hundred fifty (150)
parking spaces the minimum size of an interior landscape area shall be
three hundred (300) square feet. Interior islands must be a minimum of
seven and one half (7 1 /2) feet in width. Trees shall be included in the
interior landscape areas at the rate of one (1) tree for a very twelve (12)
parking spaces.
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June 9, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-5887-D
8. An automatic irrigation system to water landscaped areas shall be required
for developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to
be stamped with the seal of a Registered Landscape Architect.
10. The City Beautiful Commission recommends preserving as many
existing trees as feasible on this site. Credit toward fulfilling Landscape
Ordinance requirements can be given when preserving trees of six (6)
inch caliper or larger.
G. TRANSPORTATION/PLANNING:
Rack Region Metro: No comments received.
Plannino Division
The request is in the 1-430 Planning District. The Land Use Plan shows Office (0)
for the requested area. Office (0) category represents services provided directly
to consumers (e.g., legal, financial, medical) as well as general offices which
support more basic economic activities. The application is to revise an existing
Planned Commercial Development District (PCD) to allow for the future
development of an indoor soccer arena on this property.
Surrounding the application area, the Land Use Plan shows Mixed Office
Commercial (MOC) to north of the site. The Land Use Plan Map shows
Commercial (C) to the east and southwest and Office (0) to the southeast of the
site. Office (0) is shown on the Plan Map to the west, across Embassy Suites
Drive. The Mixed Office Commercial (MOC) category provides for a mixture of
office and commercial uses to occur. Acceptable uses are office or mixed office
and commercial. A Planned Zoning District is required if the use is mixed office and
commercial. This land is part of the same PCD being amended with this
application. There is a hotel on the property. The Commercial (C) category
includes a broad range of retail and wholesale sales of products, personal and
professional services, and general business activities. Commercial activities vary
in type and scale, depending on the trade area that they serve. The to the east is
zoned General Commercial District (C-3). This tract is vacant and wooded. The
land designated Commercial to the south is zoned General Commercial District (C-
3). It is partially developed with a former hair salon. The land to the south shown
for Office is currently zoned Single Family District (R-2). This land is vacant and
partially wooded.
Master Street Plan: To the west is Embassy Suites Drive, shown as a Collector
on the Master Street Plan. The primary function of a Collector Road is to provide
a connection from Local Streets to Arterials. This street may require dedication of
F:1
June 9, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-5887-D
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Historic Preservation Plan: There are no existing historic sites on, or in proximity
to, this land.
H. ANALYSIS:
The applicant is proposing to rezone the property at from PCD to PD-C to allow
the development of a two (2) phased indoor soccer facility with paved parking.
Phase 1 will include a 26,152 square foot facility with parking area. Phase 2
will include an additional 25,856 square foot indoor soccer facility.
The property is currently undeveloped and mostly wooded with varying
degrees of slope, primarily sloping downward from north to south. The site is
bordered on the west by Embassy Suites Drive and undeveloped C-3 and R-2
properties to the east and south. A large hotel development and mixed use
office and commercial uses are located to the north along Financial Centre
Parkway.
The proposed building will be constructed of steel framing with a mix of metal
and masonry sided exterior walls.
The proposed building will be set back approximately 50 feet from the front
(west) property line, over 150 feet from the south property line, over 25 feet
from the north property line, and over 338 feet from the rear (east) property
line.
The proposed site plan shows one (1) paved access drive from Embassy
Suites Drive at the west central portion of the property. The drive continues
around the proposed structure occupying the south and central portions of the
site leaving a large portion of the site open for the phase 2 building.
The applicant is proposing 110 parking spaces for employees and customers at
the south and east sides of the proposed Phase 1 building. Staff believes the
parking will be sufficient for the proposed use.
The proposed site plan shows a dumpster location near the northeast corner of
the proposed Phase 1 building. The dumpster area must be screened as per
Section 36-523 (d) of the City's Zoning Ordinance.
All new site lighting will be low-level and directed away from adjacent properties.
W]
June 9, 2022
ITEM NO.: 8 Cont. FILE NO.: Z-5887-❑
Any signage proposed for the development must conform to Section 36-555 of
the City's Zoning Ordinance (signs allowed in commercial zones).
Staff is supportive of the requested PD-C zoning. The applicants proposed use
of the site is similar to the intensity of other uses in the area. Staff believes the
proposed use will have no adverse impact on the surrounding properties.
STAFF RECOMMENDATION:
Staff recommends approval of the requested PD-C zoning, subject to
compliance with the comments and conditionals outlined in paragraphs D, E,
and F, and the staff analysis, of the agenda and staff report.
PLANNING COMMISSION ACTION: (JUNE 9, 2022)
The applicant was present. There were no persons present registered in support or
opposition. Staff presented the item and a recommendation of approval as outlined in the
"staff recommendation" above. There was no further discussion. The item was placed
on the Consent Agenda and approved as recommended by staff, including all staff
comments and conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
10